31801 Via Pato, Coto de Caza, CA 92679
31801 Via Pato, Coto de Caza, CA 92679
Property Description
Welcome to 31801 Via Pato, a special residence where BREATHTAKING VIEWS take center stage. Perched to capture expansive, panoramic vistas of Saddleback Mountain and the surrounding canyon landscape, this home offers a rare opportunity to experience Orange County living surrounded by natural beauty. From the moment you enter, the dramatic setting is impossible to miss. Multiple outdoor spaces and decks create the perfect vantage points to take in the ever-changing scenery—from peaceful mornings overlooking the canyon to spectacular sunsets painting Saddleback in the evening. The thoughtfully designed multi-level floor plan provides approximately 2,476 square feet of living space, with three bedrooms PLUS A HUGE LOFT as well as a BONUS ROOM and 2.5 baths, while the home’s elevated position maximizes the incredible views. Warm wood flooring, custom finishes, built-ins, and distinctive architectural details add character throughout. Step outside and experience the true highlight of the property: expansive canyon and mountain views that create an exceptional sense of privacy and tranquility. Terraced landscaping, generous outdoor entertaining areas, a gazebo, and private spa spaces make the exterior an extension of the home. Located in the highly desirable Coto De Caza area, 31801 Via Pato offers the rare combination of panoramic scenery, privacy, and convenient Orange County living. Homes with views like this are rarely available—come experience Saddleback from your own backyard.
Features & Amenities
Property Details
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Comparative Market Analysis
Residential Tier · 4 active · 5 closed
Coto de Caza · Single Family Residence
Listed in line with the median closed sale of $1,405,000. Price per sqft ($565) is a 11% discount to closed comps ($632).
Price Position
Aligned with the market — fair pricing for the comps.
Active Properties (4)
Active Comparables
| Address | City | Year | BD | BTH | SqFt | LotSz | LP/SqFt | LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|
| 26 Via Andorra | Coto de Caza | 1987 | 3 | 3 | 2,091 | 4,950 | $710 | $1.49M | 24 | 76 |
| 2 Pepper Court | Coto de Caza | 1997 | 3 | 3 | 2,350 | 4,900 | $680 | $1.60M | 108 | 75 |
| 86 Dornoch Way | Coto de Caza | 1996 | 4 | 3 | 2,122 | 7,350 | $730 | $1.55M | 4 | 71 |
| 1 Pinewood | Coto de Caza | 1989 | 3 | 3 | 2,340 | 12,000 | $737 | $1.73M | 19 | 68 |
| Total: 4 · Average | 3.3 | 3.0 | 2,225.75 | 7,300 | $714.25 | $1.59M | 38.75 | |||
| Median | 2,340 | $1.60M | ||||||||
Closed Properties (5)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 23632 Via Halcon | Coto de Caza | 1977 | 06/10/2026 | 4 | 3 | 2,450 | 6,500 | $1.45M | $1.41M | $573 | 0.97 | 50 | 79 |
| 23591 Via Paloma | Coto de Caza | 1977 | 06/01/2026 | 4 | 3 | 2,730 | 5,440 | $1.75M | $1.86M | $681 | 1.06 | 37 | 78 |
| 88 Via Candelaria | Coto de Caza | 1987 | 07/20/2026 | 3 | 3 | 2,091 | 4,950 | $1.36M | $1.36M | $649 | 1.00 | 24 | 75 |
| 25 DARTMOUTH LN | Coto de Caza | 1997 | 08/31/2026 | 3 | 4 | 2,639 | 5,379 | $1.65M | $1.59M | $603 | 0.96 | 53 | 75 |
| 52 Via Andorra | Coto de Caza | 1987 | 06/29/2026 | 3 | 3 | 2,091 | 4,950 | $1.38M | $1.37M | $654 | 0.99 | 59 | 75 |
| Total: 5 · Average | 3.4 | 3.2 | 2,400.2 | 5,443.8 | $1.52M | $1.52M | $632 | — | 44.6 | ||||
| Median | 2,450 | $1.41M | $1.41M | ||||||||||
Market Analysis
List vs Sale $/SqFt
Sale Price Trend
Days on Market
Sale vs List Price
This analysis was generated automatically from MLS data. For an in-depth, human-reviewed valuation, contact Joseph Sardella at josephsardella@gmail.com.